First-Time Buyer’s Guide to Pre-Purchase Home Surveys in Ireland
- Daniel Gunning
- Apr 8
- 6 min read
Updated: May 5
Buying a home is one of the biggest decisions you’ll ever make. Whether you're falling for a cozy semi-D in a village or eyeing a new city apartment, it’s easy to get caught up in the excitement. But what lies beneath the surface (e.g. hidden structural issues or costly defects) can quickly turn your dream home into a financial nightmare.
That’s why a pre-purchase survey is so important. Also known as a house or structural survey, this professional inspection gives you an independent, expert assessment of the property’s true condition—before you commit.
This article explains everything you need to know about pre-purchase surveys for a first-time home buyer.
What is a pre-purchase survey?
A pre-purchase survey is a visual inspection of a residential property carried out by a qualified surveyor. It assesses the general condition of the home and highlights any defects or risks that might impact its value, safety, or future maintenance. Other names used for pre-purchase surveys are “structural survey”, “house survey”, “building survey”, or “pre-purchase inspection”.
A pre-purchase survey is separate from a mortgage valuation. While a valuation is required by your mortgage lender to ensure the property is worth the amount you're borrowing, a pre-purchase survey is commissioned by you—the buyer—for your own protection and peace of mind. Furthermore, some mortgage lenders request a pre-purchase survey in addition to the valuation before they release your funds i.e. getting a pre-purchase survey isn’t just recommended, it’s a non-negotiable.
Common issues a pre-purchase survey may identify:
Damp and mould
Roof damage or missing slates
Poor insulation or ventilation
Cracks in walls or foundations
Faulty plumbing or outdated wiring
Woodworm, rot, or other timber defects
A good survey provides the clarity you need to move forward confidently—or renegotiate, if needed.
What's the difference between a pre-purchase survey and a snag list?
A snag list (or snagging survey) is used for new builds. It identifies incomplete work and cosmetic issues like poorly fitted doors, chipped paint, or misaligned sockets. The builder should fix these before you move in.
A pre-purchase survey is for second-hand homes and examines structural issues, wear and tear, safety hazards, and anything that could impact the property's liveability.
Here’s a quick summary of the differences between pre-purchase surveys and snag lists:
At Survey Plus, we offer both services and can advise on which is right for your property type.
Why do I need a pre-purchase survey?
In Ireland, property sales are governed by caveat emptor ("buyer beware"). The seller has no obligation to inform you of defects. Once contracts are signed, those issues become your responsibility.
That’s why experts and consumer advocates strongly advise getting a survey before you buy. As mentioned above, in many cases, your mortgage lender will also require a pre-purchase survey before releasing funds for drawdown.
When should I schedule a pre-purchase survey?
The best time to book your survey is as soon as your offer is accepted (when you go "sale agreed") and before signing contracts. This gives you time to:
Understand the property's true condition
Share findings with your solicitor or lender
Get quotes for any necessary repairs
Renegotiate the purchase price if issues are found
Meet lender requirements to avoid delays in mortgage drawdown
Avoid leaving this step until the last minute—if your survey uncovers serious issues close to signing, you may be rushed to decide under pressure. Once you go sale agreed, it’s best to arrange your survey quickly to avoid delays in conveyancing and mortgage approval. Survey Plus offers a very fast turnaround on pre-purchase surveys, so you can keep your purchase moving.
Is a survey legally required in Ireland?
No, you're not legally required to get a pre-purchase survey in Ireland. However, buyers are fully responsible for uncovering any issues before finalizing the sale. Once contracts are signed, any problems—major or minor—become yours to fix. Remember, even new builds can have issues.
The Citizens Information Board recommends hiring a professional to inspect any property before buying to uncover problems that may not be visible at a viewing. It will help you to avoid costly surprises and is a small step that could save you thousands in the long run.
Who pays for the pre-purchase survey?
As the buyer in Ireland, it’s your responsibility to arrange and pay for the survey. While it may seem like an added cost during a busy time, it offers tremendous value and peace of mind.
How much does a pre-purchase survey cost?
Survey fees depend on the size, age, and location of the property. Typical market rates in Ireland range from €400 - €1,000 for a pre-purchase survey. Compared to the cost of repairing hidden defects, a survey is a modest investment. It can also help you avoid buying a property that requires more work than you're ready for.
At Survey Plus, our prices start at €400 plus VAT for apartments, and €450 plus VAT for homes. We’re proud to offer excellent value, balancing expert quality with competitive pricing. Check our full pricing information here.
What does a survey include?
At Survey Plus, all our reports follow the SCSI Type 2 standard. This means we assess:
Structural elements: walls, roof, floors, foundation
Interior: ceilings, walls, floors, finishes
Exterior: chimneys, doors, windows, rainwater goods
Attic: access, insulation, ventilation, roof structure
Services: visual inspection of drainage, plumbing, electrical, and heating systems
Ventilation and insulation: signs of moisture, damp, condensation, timber decay
Grounds and boundaries: visible defects in fences, walls, sheds, driveways
Site features, including boundaries and external areas
You receive a clear, easy-to-read report with photos, a list of defects and issues ranked by severity, prioritised issues, and recommendations for next steps.
What if the survey finds problems?
It’s rare to find a property with no faults. Most issues are minor, but some may raise red flags.
If significant defects are uncovered by the survey, you can either:
Request the seller carry out repairs before closing
Renegotiate the purchase price to reflect future repair costs
Walk away from the sale entirely if the issues are serious
A pre-purchase survey gives you the information you need to make an informed choice. At Survey Plus, our reports are designed to make the decision process easy by prioritising issues and clearly outlining their implications.
Who should receive the pre-purchase survey report?
The report is created for you—the buyer—but you can share it with:
Your solicitor (for legal due diligence)
Your mortgage lender (only if requested for drawdown)
Tradespeople or contractors (for cost estimation)
There’s no need to share your pre-purchase survey report with the estate agent unless you are using survey findings to renegotiate.
Who is qualified to carry out a pre-purchase survey?
Only professionals with the appropriate qualifications and memberships should conduct these inspections. These include Registered Chartered Building Surveyors, who are listed on the SCSI register.
At Survey Plus, all inspections are completed by our in-house team led by Daniel Gunning, who was commended for the SCSI Emerging Leader Award in 2024. Unlike other providers who operate as booking platforms and outsource surveys, Survey Plus offers a direct, in-house, quality-assured service from start to finish.
How long does the inspection take?
A typical survey takes 2 to 4 hours on-site, depending on the property size and accessibility. Surveyors then compile a thorough, user-friendly report and deliver it promptly to help get you closer to securing your dream home.
Does the survey include planning compliance or alterations?
While the survey identifies signs of extensions, alterations, or poor workmanship, it does not include a planning compliance search. Your solicitor should handle formal checks with the local authority.
Will the surveyor verify boundaries?
The surveyor inspects visible boundary features like fences and walls for condition and signs of encroachment or disrepair. However, legal boundary checks (i.e. confirming exact positions) should be arranged through a mapping expert or solicitor.
How do I choose the right surveyor?
Look for a Registered Chartered Building Surveyor who meets SCSI standards and is experienced with residential properties.
Choose a provider that:
Has transparent pricing and turnaround times
Offers reports accepted by all lenders
Uses modern tools and technology for efficient and accurate inspections
Delivers clear, actionable reporting
At Survey Plus, our surveys are trusted by thousands of homebuyers across Ireland. We combine deep expertise with fast, friendly service—and we make it easy to book online.
Your Next Step to a Smarter Home Purchase
A pre-purchase survey is more than a checkbox—it’s your opportunity to protect your investment. It helps you avoid surprises, negotiate with confidence, and move into your new home with peace of mind.
At Survey Plus, we specialise exclusively in residential property surveys for home buyers across Ireland. Our Director, Daniel Gunning, leads a team of expert Registered Chartered Building Surveyors dedicated to offering clear insights, responsive service, and practical guidance from booking to follow-up.
Whether you're buying your first apartment or your forever home, we’re here to support you every step of the way with easy-to-read reports that are accepted by all Irish banks and lenders.
For first-time buyers, it’s one of the smartest decisions you can make.
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